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HDB · 523498

Blk 498E Tampines St 45

Project page · 99-year lease from 1997

Indicative value range
S$635,140 – S$654,172
Indicative mid S$640,000 · S$6,038 psm

Based on 17 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 489B10 TO 12107 sqmS$675,000S$6,308 psm×1.000S$6,308 psm
Aug 2026Blk 498J07 TO 09106 sqmS$680,000S$6,415 psm×1.000S$6,415 psm
Jul 2026Blk 498H07 TO 09106 sqmS$640,000S$6,038 psm×1.000S$6,038 psm
Jul 2026Blk 498G01 TO 03106 sqmS$640,000S$6,038 psm×1.000S$6,038 psm
Jun 2026Blk 497B07 TO 09102 sqmS$658,000S$6,451 psm×1.000S$6,451 psm
May 2026Blk 487B07 TO 09105 sqmS$648,000S$6,171 psm×1.000S$6,171 psm
May 2026Blk 487B01 TO 03109 sqmS$610,000S$5,596 psm×1.000S$5,596 psm
May 2026Blk 497H04 TO 06102 sqmS$625,888S$6,136 psm×1.000S$6,136 psm
Apr 2026Blk 489A04 TO 06104 sqmS$580,000S$5,577 psm×1.000S$5,577 psm
Apr 2026Blk 488B07 TO 09114 sqmS$688,000S$6,035 psm×1.000S$6,035 psm
Mar 2026Blk 498M01 TO 03106 sqmS$635,000S$5,991 psm×0.997S$5,973 psm
Feb 2026Blk 488B04 TO 06105 sqmS$610,000S$5,810 psm×0.997S$5,792 psm
Feb 2026Blk 498M04 TO 06106 sqmS$640,000S$6,038 psm×0.997S$6,020 psm
Jan 2026Blk 491C01 TO 03104 sqmS$625,000S$6,010 psm×0.997S$5,992 psm
Jan 2026Blk 491F04 TO 06105 sqmS$635,000S$6,048 psm×0.997S$6,030 psm
Jan 2026Blk 498M04 TO 06106 sqmS$675,000S$6,368 psm×0.997S$6,349 psm
Dec 2025Blk 498G07 TO 09106 sqmS$650,000S$6,132 psm×0.996S$6,108 psm

How accurate is this estimate for Tampines St 45?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 66 sales in Tampines St 45 since.

Median error
3.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

6.28% gross yield

S$40,200 of rent a year against the estimate above · 0.41 points below flats like it

Homes like this rent for about S$3,350 a month, the middle of 34 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026497G4 ROOMS$3,700
Aug 2026497H4 ROOMS$3,700
Aug 2026497B4 ROOMS$3,500
Aug 2026492G4 ROOMS$3,500
Aug 2026489A4 ROOMS$3,300
Aug 2026487B4 ROOMS$3,300
Aug 2026489C4 ROOMS$2,800
Jul 2026497B4 ROOMS$3,800

median of 34 HDB rental approvals for 4 ROOM on Tampines St 45 since 2025-10.

Buying or selling at S$640,000?

Buying: Stamp duty on S$640,000 · Cash and CPF needed on S$640,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$640,000.

Each opens with this figure filled in; change anything there.

Primary schools near 498e Tampines St 45

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 498E · EXECUTIVE · 07 TO 09 · Premium Apartment · 70 years left
143 sqmS$1,050,000S$7,343 psm
Sept 2025
Blk 498E · 4 ROOM · 04 TO 06 · Premium Apartment · 71 years left
106 sqmS$630,000S$5,943 psm
Jun 2025
Blk 498E · 5 ROOM · 01 TO 03 · Premium Apartment · 71 years left
124 sqmS$725,000S$5,847 psm
Jan 2025
Blk 498E · 4 ROOM · 07 TO 09 · Premium Apartment · 71 years left
106 sqmS$588,888S$5,556 psm
Jul 2024
Blk 498E · 5 ROOM · 07 TO 09 · Premium Apartment · 72 years left
124 sqmS$682,000S$5,500 psm
Jan 2024
Blk 498E · 4 ROOM · 07 TO 09 · Premium Apartment · 72 years left
106 sqmS$608,888S$5,744 psm
Aug 2022
Blk 498E · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left
106 sqmS$515,000S$4,858 psm
See more

Showing 7 of 36.

Sale prices as filed in caveats.

Where the lease takes this

About 69 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years64 yearsS$620,018S$684,550S$741,381S$754,347
10 years59 yearsS$598,190S$729,191S$855,290S$885,468
20 years49 yearsS$542,267S$805,780S$1,108,564S$1,188,173

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.